PZC Packet 090412Staff Report —Appeal hi
September 4, 2012 Planning & Zoning Commission Meeting Y �r. N
Report date August 31, 2012
Project type New Business License
Legal description Lot 26-28, Block 1, Benchmark at Beaver Creek Subdivision
Zoning Light Industrial and Commercial Employment (IC)
Address 910 Nottingham Road, Units N-11/12
Prepared By Jared Barnes, Planner I
Summary of Requests
The Appellant and Applicant, Ronald Bean, representing Rooted Hydroponics and Organics, has
submitted an appeal of a Staff denial of a Business License application on Lots 26-28, Block 1 of
the Benchmark at Beaver Creek Subdivision (Exhibit A), also described as 910 Nottingham Road
(the Property). The Applicant is requesting the Planning and Zoning Commission (PZC) review the
nature of the business and determine if it is compatible with allowed uses within the IC zone
district.
Background and Process
On August 6, 2012, the Appellant applied for a Business License (Exhibit B) for a retail sales
business at the Property. Town Staff contacted the Applicant to discuss the nature of the business
to determine if it would comply with the allowed uses for the IC zone district. The Applicant
informed Staff that the nature of the business involved retail sales of equipment and goods related
to indoor plant growing.
On August 10, 2012, Town Staff officially denied the business license request (Exhibit C) due to a
lack of compliance with the allowed uses for the IC zone district. This letter informed the Applicant
of the determination of the Acting Town Manager as well as the available appeal process.
Property Description
The Property contains a single structure with the total lot area measuring 2.262 acres. The
Property has frontage on Nottingham Road and was subdivided into twenty-three (23)
condominium units. The Property contains regular setbacks and has seven and one-half foot (7.5')
easements on the east and west property lines and a ten foot (10') easement on the north property
line.
Planning Analysis
The Applicant has submitted a letter of appeal (Exhibit D) outlining their request and citing the
similarity with other tenants within the building. Their letter also stated that their operation will
contain a wholesale component, but projections are that the vast majority of sales will through their
retail operations.
As stated above the Applicant applied for a business license for retail sales of indoor plant growing
equipment and supplies. Attached to this report is Table 7-24-1, Table of Allowed Uses (Exhibit
E), which outlines all allowed and special review uses within each zone district. As seen in Exhibit
C, Staff considers this business similar to the following use types:
• Appliance store;
• Craft and hobby shops;
• Home improvement store;
• Florists;
September 4, 2012 PZC Meeting — Lot 26-28, Block 1, BMBC Rooted Hydroponics and Organics
• Or other similar uses
Staff also considered the "Nursery, landscaping supply" use type since it was one of the few
permitted uses within the "Retail (Sales)" use category. Staff has determined that the proposed
use would not qualify under the above-mentioned use for the following reasons: (1) A nursery by
definition is the growth of young plants and trees for sale and use elsewhere; and, (2) A
landscaping supply is the sale of bulk items for outdoor landscaping and associated improvements.
In November of 2010, the Town of Avon repealed Titles 16, Subdivision, and 17, Zoning, of the
Avon Municipal Code (AMC) and adopted Title 7, Development Code. With this adoption, the
allowed uses within the IC zone district were modified. In addition to the creation of new uses
some uses were changed in their allowance within this district. For example, Automobile repair
shops went from special review uses (SRU) to permitted uses, while retail sales went from SRU to
not permitted with the exception of a few expressly listed uses, such as convenience fueling
stations and electrical supply.
Staff has concerns with retail sales in this area as they generally require a greater demand on
access and parking. When the building was constructed the off-street parking requirement was
different than the one used today, with the following requirements pertained to the design review:
• Commercial Retail: 4 spaces per 1,000 sq. ft. of Gross Leasable Square Footage (GLFA);
• Industrial Offices: 3 spaces per 3,000 sq. ft. of Gross Floor Area (GFA);
• Warehousing: 1.2 spaces per 1,000 sq. ft. of GFA;
• Wholesale outlets/Showrooms: 1 space per 800 GFA.
As exhibited above the demand for parking for retail operations are higher than those for industrial
uses allowed within this zone district. The parking rates have slightly changes with the adoption of
Title 7, Development Code, with general industrial uses requiring one (1) space for every 800 sq.
ft. of GFA, but commercial retail has remained the same.
The property contains one -hundred and one (101) parking spaces to service the units on the main
level (both north and south) as well as the self -storage use on the basement level. Although the
approval of a single retail operations likely wouldn't create a non -conforming parking situation, if
the entirety of the main level was converted to commercial retail uses there would be a need for
one -hundred and ninety-five (195) parking spaces. As is evidenced the property cannot support
the parking demands that are generated by retail operations.
Review Criteria
There are no specified review criteria for appeals of Use determinations, but below are the criteria
Staff used to determine if the proposed business is allowed in the applicable Zone District:
1. Intent of the Light Industrial and Commercial (IC) zone district: This district is intended
to provide for a variety of business, including warehouses, research and development firms,
repair shops, wholesale distributors and light manufacturing. This district may include
supporting office and commercial uses where appropriate. Uses permitted in this district
are intended to serve community and regional needs. This district is intended to be located
away from low and medium density residential development. The IC district implements the
light industrial commercial and employment classification of the Avon Future Land Use Plan
and should be located along an arterial roadway.
2. Table 7.24-1, Table of Allowed Uses (Exhibit E)
September 4, 2012 PZC Meeting — Lot 26-28, Block 1, BMBC Rooted Hydroponics and Organics
Exhibits
A: Vicinity Map
B: Business License Application for Rooted Hydroponics and Organics
C: Letter from Patty McKenny dated August 10, 2012 denying the Business License Application
D: Letter from Eric Shedlarski and Ron Bean appealing the Staff Determination
E: Table 7.24-1, Table of Allowed Uses
September 4, 2012 PZC Meeting — Lot 26-28, Block 1, BMBC Rooted Hydroponics and Organics
3"T
r97
3'�"�} ty _ ,r r � kyT f� � T L4 ��,�� L^.t�}, t-�' r �,t� � l�:,s- •' �
! � �t,.{ �Rl7f 'ta � \ .�.? � "j r''�tf� $M i 1�.4 f � L� .�� f✓ f
•�,'� �� - � ,�.+� f+ � r { S L ,. �4yr,4' c �`�`! _y+` 42.'.;'9, 4s ���M, _ l''S � Z�. �k
fr ON
}g' _ r. a. 4 > A tib:.: • > yb. �T#t r� i?,; 5',g 3 .•
'� � � '•.T.'". !"� �y.�``; �* ?�.�'•i4 i �" ts, �;ty:��'�ii„k��:{} of j :y.•. �t .�..�• & �.'����y n 'z '” _
r��ir'•j.,�
6,f''f . .t 7>k + }� •k1"J-."'2!- i ';7' <v.`, T
r �i +� y:.t ± � � �� p'R. ti+T f 3 t �f � � �fj.�� ��-t : � e' :�, ,yt';3 r �Z}�►,b��'
1�
r �
r
t
■
rte¢ T ;� _ »-'� ^Y• - �� �" '
EXHIBIT B
.'q
WMININMENE Town of Avon, Colorado
License Application
Remit Application to Town Clerk a NEW LICENSE #
7vo�iN
1 LakBusiness
Lake Street , P.O. Box 975 Avon, CO 81820 p�
L d 4 o It A' b U Telephone 970-748-40001 Fax 970-949-9139 • i f
Business License Fee: $75
THIS LICENSE IS ONLY REQUIRED IF YOUR BUSINESS HAS A PHYSICAL LOCATION WITHIN THE TOWN OF AVON
Please Print Clead
' ,�}—
Legal Name: CO�6(- GAO ZG� IS L
Hydro - d rg an ,cS, t -C -
D 18 1 A= Doing Business As: ?--06i7--d I} _ a ) C S
Local Contact Person (i.e. Store Manager) Local Phone Number Local Fax Number
Dea-t, g3 l -1532- 5'3l
Local contact information Is required as it Is very pertinent to the, Pollee Department,
Eagle River Fire & Protection District & Dispatch when notifying the business in case of any emergency.
If applicable:
Corporate Contact Person
Corporate Phone Number
Corporate Fax Number
� -
%3)- L45'7- ia�&
x'31-H(G - Go(09
Email Address:
Business Physical Location (Include street name, number, building name, suite)
ci►o Noi (n hlLrfN (Lel - Gln'i- N -n -+N-la Avon, Co Voa()
Local Mailing Address
Corporate Mailing Address
hr, QJ
Go o lot c 1 iqtalo aoi
A v'a 31 G&O
S Cpt'+"S v(�,� �e �rJUt.v
C (r7
THE FEDERAL, STATE & AVON STATE IDENTIFICATION
NUMBERS ARE REQUIRED BEFORE PROCESSING YOUR APPLICATION
Your business must be registered
with the Colorado Secretary of State's Offices;
please contact 303-238-7378
to obtain appropriate application materials.
Federal ID Number
('� (�
fr I o �l "
Colordao State ID Number 6`a 3a 51 I
Avon Sales Tax Number:
Na Business (Please Circle One or Specify in Detail)
Retail S Lodging Service - specify type
Restaurant / Bar Other Professional - specify type
Describe business & hours of operation (Be Specific):
List number of full-time &part-time employees.
D-
- F I0--7 S� S(A /d --G
j� Tj�
EMERGENCY CONTACT INFORMATION
Local Person(s) to contact In case of Emergency (Include name of Alarm Company, if applicable)
Name Address Phone # (after hours)
'Ron amn S?11-33D- SFf31
This box must be completed in full orthe issuance of this license may be delayed or denied.
Avon Business Registration Application
Page 1 of 2
Town of Avon, Colorado
Business License Application
• Remit Application to Town Clerk NEW LICENSE p
VON
r 1 Lake Street, P.Q. Box 975 Avon, CO 81620
y
C-4, C"o. c .c o u j 8fIbb Telephone 970-74S.40001 Fax 970-949-9139
" Business License Fee: $75
.A .
THIS LICENSE IS ONLY REQUIRED IF YOUR BUSINESS HAS A PHYSICAL LOCATION WITHIN THE TOWN OF AVON
Organization Type (Please Circle One)
Sole Proprietor Corporation Partnership LLC
If your business is a sole proprietor, you are requied to complete a "Lawful Presence Affidavit" ado House Bill 096-j'23.
If your business is a corporation, partnership or limited 6abilly corporation, you must submit a "Cedifioete of Good Standing",
List Partners, Officers of LLC or Corporation:
• Name Address Phone #
1. �U W • 3eo,Y. 'i'1*7 5" AM4+w,v WaAO/4A- 1y7a3 1%1-532 -58'3 )
2. kis Z. 3v V4 LLL VQ Iec S21 Gatto L %- to t (0 11
3.a-1fN�°j t)�.liw eJ1 fpt) W at vveblo UL Eco* vktt,-j,CA "V; -o6@ q31-y57-123ri
tg
4.
Additional Questions
1. Will this business be operated out of your home as a home office / home occupation? Yes No
(please circle)
2. This business was formerly operated by: Z�
3. Do you have a branch outside the Town limits? Yes o
4. List any additional locations within Town of Avon.
S. How many Fuii time & Part time Employees? OZ.
6. Data this business started / will start operation in AvonT jes 1 iZ-
I hereby certify that the stp4ements Wde on this application are true and correct to the best of my knowledge.
Printed Name/Owner V—ax aJ A ?)-Qrinn Date of Birth: 2 'Z
Signature of Owner: ��,-- Date:
Applications for License may be denied if this form is not complete.
For Town of Avon Use Only Do gate write In this box
Date Fee Paid: h,
Community Development Approval:
Conditions:
Check Number:
Town Clerk Approval:
Finance Approval:
GEO Code:
to Police & Fire:
ITown Sales Tax Number.
Other Related Information
1. Pursuant to Chapter 3.08, Avon Municipal Code, you may be required to collect and remit sales tax to the Town of Avon. For
further information, call Finance Department at 970-7484019.
2. Avon Municipal Code, Section 5.04.030 - It shall be the duty of each person or corporation filing a business registration form
on or before each anniversary of such filing, to file, on forms fumished by the town clerk, an updated registration form containing
current information and the fee of $75.
3. The Avon Police & Eagle River Fire Protection District require all new & existing business supply them with information found
in the "Emergency Contact" box Please complete this box with local & accurate information as It is used to notify you of
any emergency. if this information changes, please contact each of the departments promptly. Any additional lnfomation
such as location of main utility shutoffs, safes, or alarm boxes can be listed on another sheet of paper.
4. Home Office & Home Occupation activities are outlined in Avon Municipal Code Section 17.08.360 & 17.08.365, please refer to
those sections for details.
Avon Business Registration Application
Page 2 of 2
A..Z WY if
VON
C 0 1. 0 R A D 0
August 10, 2012
Ronald Bean
Rooted Hydroponics and Organics
PO Box 644
Avon, CO 81620
RE: Lot 26-28, Block 1, Benchmark at Beaver Creek Subdivision
910 Nottingham Road, Units N -11/N-12
Business License for Rooted Hydroponics and Organics
Dear Ronald:
EXHIBIT C
Post Office Box 975
One Lake Street
Avon, CO 81620
970-748-4000
970-949-9139 Fax
970-845-7708 TTY
The Town of Avon has received your business license application to conduct a retail sales
operation out of the Mountain Center Condominiums located at 910 Nottingham Road, Units N-
11 and N-12.
Please note that the town's Community Development Department reviews every business
license application for appropriate zoning within the Town. I have been informed that the
subject property is zoned Industrial/Commercial (IC), which allows certain business operations in
conformance with Table 7.24-1, Table of allowed uses (Avon Municipal Code). The specific retail
use of "indoor plant growing equipment and supplies" conducted by your business is not
defined in the Table of "allowed uses". Therefore, the Town planning staff needed to consider
whether the commercial activity is similar to uses which are "permitted" or similar to uses which
are "prohibited". It is noted that the Town planning staff has determined that your business,
Rooted Hydroponics and Organics, is not a type of business that is identified and therefore
permitted within the IC zone district. The Town planning staff considers this business similar to
some of the following stores:
✓ appliance store
✓ craft and hobby shops
✓ home improvement store
✓ florists
✓ or other similar uses
Please note all of these types of uses are not permitted within the IC zone district. This
determination, based on your information given to Town staff, is due to the nature of the
business being retail sales of indoor plant growing equipment and supplies. Please note that
Town staff also reviewed whether or not it would qualify as a "nursery or landscaping supply"
business. However, having reviewed the definitions for each of these types of uses, the type of
business you described is not consistent with these definitions. (Nursery by definition is the
C. l Userslpmckemryl Documents)L26 28 BI BMBC Rooted Hydroponice Business License doc
growth of young plants and trees for sale and use elsewhere; landscaping supply by definition is
the sale of bulk items for outdoor landscaping and improvements.)
In light of this review and pursuant to §7.24.030(a) of the Avon Municipal Code, the Director of
Community Development shall render an interpretation as to the zoning classification of any use
not listed in Table 7.24-1. Because the Town does not have a Director of Community
Development, I serve in that role as the Acting Town Manager. I concur with Town planning
staffs review of this matter that this type of retail business is not "identified as an allowed use"
in this IC zone district.
Please note there is an appeal process if you disagree with the Town staffs determination. You
have the right to file an appeal with the Town Clerk, pursuant to §7.16.160, Appeals. The appeal
must be filed within fourteen (14) days of this letter of determination (i.e. Monday, August 27,
2012) during normal business hours. Any appeal will be reviewed by the Planning and Zoning
Commission (PZC). if you file an appeal, the next regularly scheduled PZC meeting that could be
available for review of an appeal is on September 4, 2012.
Please feel free to contact us with any questions concerning this letter or the appeal process.
(Jared Barnes, Planner I, at 970.748.4023 or Patty McKenny at 970.748.4035)
F rak
nny
n M 2
nag r, pursuant to Avon Municipal Code 7.04.040(f)
Attachment:
✓ Business License Application
cc: Jared Barnes, Planner I
Mike Pearson, Mike@naimountain.com
Ron Bean, Ron@rootedhvdro.com
C.I UserslpmckemrylDocumentsIL26-18 BI BMOC Rooted Hyidroponice Business License.doc
Exhibit D
Town of Avon
Dear Patty,
I am writing this letter to appeal the decision to deny the business license to Colorado
Roots LLC., DBA Rooted Hydroponics and Organics at 901 Nottingham Road Unit N-11 and N-
12.
We believe that the business fits in with all the other business types located in the
Mountain Center complex. We will operate both warehouse, showroom and retail aspects in the
unit, in the very same manner the other tenants do. Our customer counts/ sales volume will be
similar to the other businesses in the complex. Since 2000 we have opened over 20 locations.
We believe the type of business is better suited to this the location than any other locations in
the town of Avon. While we will operate wholesale sales from this location, our projections are
that the vast majority of our sales will be from retail specialty garden sales (b2c). The unknown
volume of the specialty market (greenhouse operators, commercial farmer, (b2b)) is rather low
in this area, so the total percentage of those sales is still unknown.
Thank you,
Eric Shedlarski
President
Gardening Unlimited (partner in Colorado Roots LLC.)
Ron Bean
Owner
Colorado Roots LLC.
N
co
CD
O
0
Irl a
d
o
r
o
7
G
A
wC1
G
pOq cyoCD
°
O
<
p:
Uo0
O
O
O
rodtr•��Yd
d
dddd
0
❑tr�oc
�0
9 m
a
a
o�°a°O°
o
�.
fD
afo°c�F
0°
o
b
y
=°
co CD
n
°c
o
w
w
a
fD
5
c
5'
o'
5'
o'
n 5'
7C
" o
w
~'
�_:
c
o
^t fD
Q
Oa
00
Oa
00
G. 00
v'
C)
CD
?
l
.0.�
�°
fD
w~
N
0
m
p'
z
C
m
y. CsCDCD
0
p
0
w
w
N
ti
1
`G
c_
F. 2
C.
H
c
y
cn
.Fi
O
T
CR.
`yy17
N
cn
y
CD
.
G'
p
p'
•'3
CD
'J
o
O
::4
[
y.
?
0
n
O
CD
b
n'
k
y
l
� v
°
CD N
b
r
b
b
b
CD
C
a
a. C
r . v'
H
o
eD
o II p.
C
'CD
En
b
It
En
En
En
b
b
d y
Cr.
y
bEn
W
En
En
En
bbC
bU,
En
En
b
b
n
CD
H
CD
En
En
En
b
b
It
En
En
En
It
b
n
C
;3. CD
0
0
En
b
n
'b
b
E
o
�
0
G.
00
CD
0ONON�
On
LA
5 0
,
O
ton
O
O
O
O
O
O
O
O
y'
b C'h
EXHIBIT E
w
U3
CD
coo
[
w
w
r"
�•
CG
y
CCD 8
w'
�G
Q
CD
Cn
w
0'
Q
C
OeD
O
y
CD
zs
g�?
`J
a
a
g<<
CD
N
b
n
5 C
`�
Ory
Q�--pb�
O
pt
`•1 O
O
p5
CD
fFi
t.
K
.?
pN
�•
`?
C
^
y
.7. �•1
�
tQ7.
y n' ^fir*.
:
1`G
5_
N
CF
Q'
n_
~
C,
a�7
`G
C
y
y
TJ
�i
C
!�!!�•••���
L7.
CDP
�.
P•
W
.�•�
a.
H (7*
n
N
01 '�
Hi
O
O
p
�'
w
n•
fA
et
CDCD
0
�_
ado
m
�'�
�i
5='o'y�°.�050
:'�
E
^'
A
'
fG
�••�
.'1.
H
d
w :� 5
�' y
w
=
N
'�
N
Q.
OQ
,
L1
0O
N
n•
5 n
H•
N
_
�•
s
CD
ro
N
C
COD
En
En
Q
`d
CCD A
A y
o Cu'
b
rn
b
b
b
b
En
En
En
b
b
b
n
N C
o W
zs C°
0
C
O
En
En
"C
"C
'LJ
`d
`d
•d
a
n
0
�
b
d
�
�
ON
LA
0
0
0
0
�b
CD
Z,?m
w
o ...
C Gh
y fi
cc
0
N
a
-t7l�v�tid�
O t 1.
N
C
CD
f�9
O
w
O CD C
..
CD O
O w w
my wCD
p
CD m
CD C7
w
O~
A O.
i.
CD
CD
y N G.
CD
CDco
`/
M
�
O
r7
(3
r7
Q
`•(
CD
n
CID d
y td
N 5
Gam.
CIO
y� .0
-
5 .
:p
}� CD
<
p
<
v
C
N O
a'
G.
n f~D n
rpa
G
n
N
R;
< "y*
&A
""'tih
'�
(p
o
Ly
C
N
O
b
N N
y "p'�
y y
•pi
.0
M•
p A
d0
d
`-' o O
C:E
y �•
y .dp-.
.5.
trtrsS. prp-
yr-
coo
0
�•
�._
y
6.
o
°
w
"
w
�+
o
o
f D
o°
a
°O
!i
O
0
p
y
f~il
O
�•
Vn
O
CD
C7 '".�
N
Fi
C�
50 CT
C
0.
F
.�
Wvpi
C
w,
k
CD
fD
n
:.:
R
p
0._'
9,p
`.�.
o
d
a
.•r
ti
k p�
r`tiD
CCD
vpi
m
y
po"t
O
o
OQ.
'
C
fi
� b
II �
A
Z � N
CD
�y
o II o.
� C
eco
y
A
En
b
d
b
b
En
b
En
b
b
bct
A
o CCD
ca
10
b
b
b
b
It
b
b
bb
Ili
En
bbb
n
N C
Z3CD
bbb�b
b
b
b
b
b
b
b
b
b
En
bbb
zZ.
0
b
b
b
b
C/1
b
b
'•C)
b
It
b
b
b
b
b
En
bbIli
A
y
14
b
b
?.
go
b
b
b
I
0
r
d
m W
CD
CD
fD
ON
O
�
�
A
N
O rte..
b Gh
y A
CD
CD
CA)
�--•
y
N. O
f�D CD
fyd �
CD
y
A
C�
rP
0
y
cnEnzzbbroz���x�x��-��rq���oo
W..0
.°�
° o
o
fD
w
=°
w
o
C
�
c
r~n
O o
[~D w
n�
Q
o
o
o
h°
o
M.
Co
&
�
Do
o
<
o
<
0
o
y
N
Q
N
�•
N
N•.C.yyD
0
n
N +�
�o
O A
O CD
•CSD
�.
C7
•+
CJS
X-
0.q
cr
w
iD
[D
N
QQ
O
ti
w
"1
w
y
N
G
VG
rpt
.y
w
G
()
N
C�
N
tG
y
O
'O
•'1
(D
O^
a
a
a.
N
N
y
0
a
N
w
y
N
K
N
N
w
CG
CG
y
y
b
N
N
Q
w
o
.0
N
y
O
w
a
.N?
y
N
n
�
a
�
zy
.+
N
w
cs
K
CD
N
cD
cD
n
N
iJ•
�;,•
<
O
N
N
�•
�^p
p'
O
N
N
O
'�
N
�Ni
A
b
b
a
y
o
o
G
�
o
a
C
o.
N
`°
`°
c
�'
y
rr
b
CD
M
CD
LJ
b
y
� C
eco
b
b
bEnb
b
b
b
b
b
b
b
b
b
b
b
b
b
b
b
b
b
Q
A
q ... y
b
b
b�
bbb
b
b
bb
b
bbbb
CD
o io'
b
b
b
bbbb
b
b
b
bbbb
b
b
En
b
b
n
N C
o W
� CD
b
b
b�
bbbb
b
b
b
bbbb
bbbb
� z�.
0
a
rn
b
b
b�bb�dbbb
b
'v
'b
'b
bbbbbb'vbbb
;b
y
b a
A
C
b
b
b
b
bb
n
0
r
d
CD
ON
C Uj
y fi
p7
CD
CD
CL
o N w
N "�'�
El 0
CD
aOQ
a
0
Q
n N
CD
n /yam
lJ
`<
o
0
o
c
o
bn>>
c
5'
�'
�'
w
o
5,
0.❑
OR o�
qa„°
w
o
�
?�
0
0
O
N
d
w
5
0o
0.cc
r�i Oy
�y
rOi
n
n
00
wn
00
OO
P1
'�
'�
O
'J
fwA `c
a
VQl
G.
F
O '-'
N
n•
p
C•
O
C
O
C
�y
CD
yE
o
m
=..
a
c
q°o
o_aa
g
�.
0
w
�•
0
w
N
.0
eo
H
�•
y
y
lD
r
d0
x
N
Q,
M
Q
w .fl
vF,
N
c
N
C
ky
y
�.
O
N
Oy
.w-...
i�
y
N
N
�Nj
`<
H
n
O-
0
A
d
.0
O
��
o
N
[D
O•
~'
�
«
Q•
••t
n
Lj
lid
b �
co
� N
b
�
`d
~
A
�+
a
C/1
A N A
A 0. y
b
C/1
A
Cn
En
n
O io•
b
14
n
N C
o y
b
z
0
p
A
•,y
�„
b a
lid
°:
bW
b
b'Id
W
'Id
14
14
b14W
b
b
b
A
O
1
v
W
A
A
H A
Staff Report — Major Design and Development Plan September 4, 2012 Planning & Zoning Commission Meeting A�rO'N
Report date August 31, 2012
Project type Residential Construction — Duplex
Legal description Lot 99, Block 1, Wildridge Subdivision
Zoning Planned Unit Development (PUD) — 2 Units
Address 2310 Old Trail Road
Prepared By Jared Barnes, Planner I
Summary of Requests
The Applicant, Michael Dantas, has submitted a Major Design and Development application for a
duplex structure on Lot 99, Block 1 of the Wildridge Subdivision, also described as 2310 Old Trail
Road (the Property). The units will measure approximately 2,495 (Unit A) and 2,603 (Unit B). The
residences will utilize stucco, wood siding, and asphalt shingles as the primary exterior finishes.
Background and Process
Michael Dantas has applied for a Major Design and Development plan for the subject lot. He is
currently under contract to purchase the lot with an anticipated closing date of September 10tH
2012. Due to the PZC schedule he has requested to be placed on the September 4th, 2012
agenda to begin the design review process. Since he is not the current owner Staff has required
written approval from the current property owner, which was provided and attached as Exhibit B.
If the PZC approves the design at their September 4th, 2012 meeting, a building permit will not be
issued until he provides proof that he is the legal owner of the lot.
Property Description
The Property slopes downhill from northeast to southwest with relatively consistent grades
throughout the site. The Property measures four -tenths (0.40) of an acre or approximately 17,424
square feet with Old Trail Road to the southwest. The Property contains regular setbacks for the
Wildridge Subdivision, twenty-five foot (25') front yard and ten foot (10') side and rear yard
setbacks. The Property contains seven and one-half foot (7.5') easements on the side property
lines and a ten foot (10') easement on the front and rear property lines.
Planning Analysis
Allowed Use and Density: The Property is zoned Planned Unit Development (PUD) with a plat
note that limits the density to two (2) dwelling units. The application proposes to construct a duplex
and complies with zoning.
Lot Coverage, Setback and Easements: The applicant is proposing that the lot coverage is fifteen
percent (15%) which complies with the maximum fifty percent (50%) allowed by zoning. The
proposed structure does not violate any setbacks or easements.
Building Height: The maximum building height permitted for this property is thirty-five feet (35').
The applicant is proposing a maximum building height of twenty-nine feet eleven and one-quarter
inches (29'-11'/4").
Parking: The parking requirement for Unit A is two (2) on-site parking spaces, while Unit B is
required three (3) on-site parking spaces. The Applicant is proposing each unit have four (4)
parking spaces (two (2) in the garage and two (2) in front of the garage).
September 4, 2012 PZC Meeting — Lot 99, Block 1, WR Duplex Residnece
Outdoor Lighting: The Applicant is proposing to use a combination of full cut-off wall mounted
fixtures and recessed can lights (Exhibit C) for all exterior lighting. A total of seventeen (17)
recessed can light fixtures will be used around the structure. Two (2) full cut-off wall mounted
fixtures will be used adjacent to the man door entrances to the garages. The wall mounted fixture
is Great Outdoors' "GO 8102 wall sconce from the Kirkham Collection". Both fixtures comply with
the Town of Avon's dark sky ordinance.
Snow Storage: The Applicant is proposing eight -hundred and eighteen (818) SF of snow storage
adjacent to the proposed driveway. This area exceeds the minimum requirement of twenty percent
(20%) of the driveway area.
Engineering Analysis
Retaining Walls: The Applicant intends to use site boulders for a series of retaining walls. Most of
the walls are four feet (4') in height with the exception of the wall along the rear of the property.
This wall has a maximum height of six feet (6) and will be required to be designed by a Colorado
Licensed Engineer prior to the issuance of a building permit. The Applicant is stating that fifteen
(15) of these boulder will exceed three feet (3') in diameter and is requesting they be counted
towards required landscape units as discussed below.
Design Standards Analysis
Landscaping: The proposed landscape plan includes four (4) spruce trees, twenty-nine (29) aspen
trees, three (3) maple trees, thirty-six (36) various deciduous shrubs and groundcover.
§7.28.050(e) requires that the Property provide 215 landscape units based on the 10,735 sq. ft. of
proposed landscaped area. The applicant is proposing to provide 215.6 landscape units through
the materials discussed above as well as landscape boulders and mulched area. The applicant is
proposing to use fifteen (15) landscape boulders in excess of three (3) as a part of the retaining
walls throughout the site. The mulched areas will be located around each grouping of trees.
Building Materials and Colors: The primary exterior building materials are horizontal wood siding
and stucco, with the proposed colors as follows: stucco — "Indiana Limestone" (STO10622); wood
siding, timbers, newels and fascia — "Dark Oak" (Porter 725); and, decking — "Natural Redwood". A
color/material board will be provided at the PZC meeting for review at the meeting (Exhibit D).
The proposed materials and colors meet the requirements of Title 7 of the Municipal Code.
Roof Material and Pitch: The application is proposing to use Elk-Gaf — Prestique High Def
"Hickory" asphalt shingles. The proposed roof form consists of a pitched roofs with a pitch of six -
to -twelve (6:12). All of the proposed roof forms and pitches comply with the Design Standards
which require minimum roof pitches of four -in -twelve (4:12).
Building Design: The proposed design generally complies with the Development Standards
contained within §7.28.090. The Applicant has set the street facing garage doors behind the entry
feature and living space as well as underneath a second story deck. Staff is requesting that the
PZC review the proposal for compliance with all of the Building Design standards.
Review Criteria
§7.16.080(f), Development Plan
(1) Evidence of substantial compliance with the purpose of the Development Code as
specified in §7.04.030, Purposes;
(2) Evidence of substantial compliance with the §7.16.090, Design Review.
(3) Consistency with the Avon Comprehensive Plan;
September 4, 2012 PZC Meeting — Lot 99, Block 1, WR Duplex Residnece 2
(4) Consistency with any previously approved and not revoked subdivision plat, planned
development, or any other precedent plan or land use approval for the property as
applicable;
(5) Compliance with all applicable development and design standards set forth in this
Code, including but not limited to the provisions in Chapter 7.20, Zone Districts and Official
Zoning Map, Chapter 7.24, Use Regulations, and Chapter 7.28, Development Standards;
and
(6) That the development can be adequately served by city services including but not
limited to roads, water, wastewater, fire protection, and emergency medical services.
§7.16.090(f), Design Review
(1) The design relates the development to the character of the surrounding community;
or, where redevelopment is anticipated, relates the development to the character of Avon
as a whole;
(2) The design meets the development and design standards established in this
Development Code; and
(3) The design reflects the long range goals and design criteria from the Avon
Comprehensive Plan and other applicable, adopted plan documents.
Staff Recommendation
Staff recommends approving the Major Design and Development application for a duplex structure
on Lot 99, Block 1, Wildridge Subdivision with the following conditions:
1. Prior to Building Permit issuance all retaining walls in excess of four feet (4') shall be
designed by a Colorado Licensed Engineer;
2. No Building Permit shall be issued until Michael Dantas, Slopeside Construction, provides
evidence of officially taking ownership of the property.
And with the following finding:
1. The proposed application was reviewed pursuant to §7.16.080(f), Development Plan, and
§7.16.090(f), Design Review, and was determined to be compliant with the review criteria.
Exhibits
A: Vicinity Map
B: Email from Donna Smith
C: Light Fixture Cut Sheets
D: Photographs of the Color and Material Board
E: Reduced Plan Sets
September 4, 2012 PZC Meeting — Lot 99, Block 1, WR Duplex Residnece
!t � �/�< } �" a 1r�,'`�€ �� # � 7 ° �•C�v � E k. �'� „��'�.�1;
„a�. ay �i• �' 6. ,'�y�'1.r.7' - i 6t1 _ � 1` y. -,r+¢ .!% ��v5���k
}r .
Lip
d
AT�k
ruq
EXHIBIT B
Jared Barnes
From:
smithdhs@comcast.net
Sent:
Thursday, August 30, 2012 11:22 AM
To:
Patty McKenny; Jared Barnes
Cc:
mikedantas@comcast.net
Subject:
permission for design review meeting
Dear Sirs:
The lot at 2310 Old Trail Road is presently in escrow, selling the lot to Mike Dantas. We are
scheduled to close Sept. 10, 2012.
Mr. Dantas has permission to appear before the Planning and Zoning Commision on September 4 for
purposes of completing design review.
All application fees and review fees are to be paid in advance by Mr. Dantas.
Thank you
Donna Smith
1017 Florence Lane
Menlo Park, CA 94025
650 274 7015
0 EXHIBIT C
2310 Old Trail Road Avon, Co 81620
Lot 99, Block 1, Wildridge Subdivision
Exterior Light Fixture - L2
The Great Outdoors GO 8102 1 Light Outdoor Wall Sconce
from the Dark Sky Kirkham Collection
Dimensions: Width is 11", Height is 6.58, Extension is 12.5"
Aluminum construction
Dark Sky Compliant
Requires 1 - 60W A-15 Medium Base (not included) -Maximum installed
Wattage: 25 watt bulb
Featuring: Hammered Aspen Bronze finish
N
2310 Old Trail Road Avon, Co 81620
Lot 99, Block 1, Wildridge Subdivision
Exterior Light Fixture - LI
Recessed Light fixture
6" Deep Cone Baffle Trim
Black Aluminum Baffle
White Aluminum Trim (paint to match stain color)
Maximum installed Wattage: 25 watt bulb
I
r c
N
�
6
c n Nu c
3
i
o y
o r m n 3
0
m m 0 o a
i�w aE
n
3 N a
s � u
c
a
a
a r:
`
k•
CP
�
ry r
k �
'
,
1
n c 2 > 0
UI
J Cp
y
O
a
2
Exhibit D
O
_ a
6
c n Nu c
3
i
o r m n 3
0
m m 0 o a
i�w aE
n
3 N a
s � u
c
a
a
a r:
0
vC> Z
m
m m z m f D
X P i o 2
1
n c 2 > 0
UI
J Cp
y
m
Exhibit D
O
_ a
OLD TRAIL DUPLEX RESIDENCES
EXTERIOR FINISHES
Roofing:
40 -Year Asphalt shingle
Elk-Gaf, Prestique High Def, Hickory
Flashing and Gutters:
Paint lock aluminum
Color: dark bronze
Decks:
Redwood
Terraces and Entry walk:
concrete slab
Drive:
Asphalt drive
Windows:
Aluminum Clad windows and doors
Color: Dark Bronze
Stucco -
Cement stucco system
Texture: light sand / very light hand texture
Field Color: STO Indiana Limestone 10622
LRV = 60
Siding, timbers, newels, and fascia, knee braces -
2x6 and 2x10 Cedar Fascia Trim
Timbers - Cedar
Rough sawn texture
Color: Porter Dark Oak 725 semi -transparent
Railing Pickets and rails
wrought iron: natural rust color (sealed)
Stone Veneer
#87 Oklahoma Brown straight edge, mortar set
Stone wall cap to be 3" rubble of same material
n
N
N
N
0
N
00
N
00
2310 Old Trail Road Avon, Co 81620
Lot 99, Block 1, Wildridge Subdivision
Planning and Zoning Set
08-20-1 2
PROJECT INFORMATION
Residential Duplex
Owner: Slopeside Construction
Mike Dantas
2121 N. Frontage RD W
PMB 206
Vail, CO 81657
mikedantas(comcast.net
970-376-5444
opo
LOT 99
,o
SApp�FRIpGFC _
OOP
VAC I N ITY MAP
�0 6kiliw6
VIEW OF LOT 99 FROM ROAD
Location: 2310 Old Trail RD
Avon, Colorado 81620
Lot 99, Block 1, Wildridge Subdivision
Parcel #: 1943-353-01-002
Class of Work: New
Type of Construction: Type V -N
Type of Occupancy: R3 (two family duplex)
Levels: 1 -story + basement
Designer: Mountain CAD Services
Robert Dale
PO Box 4358
Edwards, CO 81632
970-331-8658
rob@mountaincadservices.com
DRAWING LIST
Sheet
Number Sheet Name
AO
COVER
AO.1
AREA CALCULATIONS
A1.0
SITE PLAN
A2.1
LOWER FLOOR PLAN
A2.2
MAIN LEVEL PLAN
A2.3
ROOF PLAN
A3.1
N/S ELEVATIONS
A3.2
E/W ELEVATIONS
A5.1
DETAILS
CM
CONSTRUCTION MANAGEMENT PLAN
L1
LANDSCAPE PLAN
CONSTRUCTION DOCUMENTS NOTE:
THESE CONSTRUCTION DOCUMENTS INCLUDING ARCHITECTURAL SHEETS
HAVE BEEN PREPARED IN RESPONSE TO THE SPECIFIC BASIC SERVICES
REQUESTED BY THE OWNER CONTEMPLATING CONTINUED INVOLVEMENT,
SELECTIONS AND DECISION MAKING BY THE GENERAL CONTRACTOR AND
OWNER THROUGH COMPLETION OF CONSTRUCTION.
THESE DOCUMENTS INDICATE THE SCOPE OF ARCHITECTURAL DESIGN
CONCEPTS APPROVED BY THE OWNER AND INCLUDE DIMENSIONS OF THE
BUILDING, THE TYPES OF STRUCTURAL SYSTEMS AND AN OUTLINE OF THE
ARCHITECTURAL AND STRUCTURAL ENGINEERING ELEMENTS OF
CONSTRUCTION.
THESE CONSTRUCTION DOCUMENTS PROVIDE THE SCOPE OF SERVICES AS
OUTLINED IN THE AGREEMENT FOR ARCHITECTURAL SERVICES AND
THEREFORE DO NOT NECESSARILY INDICATE OR DESCRIBE ALL MATERIALS
REQUIRED FOR FULL PERFORMANCE AND COMPLETION OF THE WORK.
IT IS THE UNDERSTANDING OF THE ARCHITECT AND ENGINEER THAT THE
GENERAL CONTRACTOR SHALL FURNISH ALL WORK REQUIRED FOR PROPER
COMPLETION OF THE WORK AND THAT THE WORK SHALL BE OF SOUND AND
QUALITY CONSTRUCTION IN ACCORDANCE WITH INDUSTRY STANDARDS AND
ALL MANUFACTURERS SPECIFICATIONS, INSTRUCTIONS, AND WARRANTY
REQUIREMENTS.
THE CONTRACTOR, BASED ON THE FOREGOING, SHALL PREPARE FOR OWNER
REVIEW A REALISTIC BUDGET WITH A LATITUDE OF PRICES BASED ON
ASSUMPTIONS OF SCOPE OF WORK AND OWNER PRODUCT SELECTIONS.
CONTRACTOR'S RESPONSIBILITIES:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR FIELD VERIFYING ALL EXISTING
CONDITIONS, CONSTRUCTION DOCUMENTS, STRUCTURAL DOCUMENTS,
MUNICIPAL AND/OR COUNTY ZONING CODES, PERTINENT IRC 2009 CODE
REQUIREMENTS, AND GENERAL SPECIFICATIONS.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MECHANICAL AND
ELECTRICAL ENGINEERING, DESIGN, SPECIFICATIONS AND DRAWINGS AS
REQUIRED FOR BUILDING PERMIT AND APPROVAL BY OWNER AND ARCHITECT.
U] 0 U
W U N
U_ �ko
a)
> o
� a �
W Q
U] o 0
LJ
0 00 °a'
Q a
U --
Z_ x
Q °m
Z of
� a
0co
CO
C C
C �(6
C -p -p O X E C-0 -p O X E
CnQ)Q)�
C -p -O O X !_
0 -6 -OL
L
(6
�aQrl
C
N .0
5
00 W
U (�
Z
Z
Q> 0
0 Z
4-0
0 0 Z
O _� m Z
O d7 J
C a-
C10p
N J
w
0
Z 00
Lu
�
O
N
N
�
N
O
0
�
�
O
OLU
�C
C
c�
o
c
U
0__
n
�o
0
Z
N
T_
O
N
0
O
N
N
�
N
O
0
�
�
O
OLU
�C
C
c�
o
c
U
0__
n
LOT 105
LOT 98
75
n
N
00
N
N
O
N
00
N
00
LOT 104
LOT 103
AREA MATRIX:
Lot Area = .4 acres = 17,470 s.f.
Maximum Lot Coverage Allowed = 50% of Lot Area = 8735 s.f.
Minimum Landscape Area Allowed = 25% of Lot Area = 4,367.5 s.f.
Proposed Lot coverage by building = 2,709 s.f. (15%)
Proposed Lot coverage by building roof and overhang = 3,425 s.f. (19%)
Proposed Impervious area = 6,734 s.f. total (37.5%)
Proposed Landscape area
(Lot area= 17,470 s.f.) - 6,734 = 10,736 landscape area (61%)
`vvv`IX "v"
EDULE
Area
UNIT A FIN.
679 SF
UNIT A FIN.
1226 SF
UNIT A UNFIN.
587 SF
UNIT B FIN.
713 SF
UNIT B FIN.
1303 SF
UNIT B UNFIN.
587 SF
UNIT B
MAIN LEVEL
UNIT
FINISHED 1908 S.F.
UNFINISHED + 587 S.F.
TOTAL = 2495 S.F.
S.F. = 5098 S.F.
U] 0 U
W U N
U_ �ko
a)
> o
� a �
W Q
U] o 0
W
Doo M
a
in a
U M --
It
Z X
Q m
z0
� a
0co
c-0-0 o x �-0-0 o x E
UQQaLi ai UQQ0-LL a�
c
-0-0oxE
o-0-0=
L
O
N .0
/\ > ~
00 - W
4� -0 U)
C)
� �� z
o Z
Q� O
2 0
o z
CO Z
�+ I— o Z
O _� m Z
0 d7 J
O a) n
M p
N J
N
T-
O
N
O
N
w
(n
Z
O
O
0
F-
g
r
E
U
J
a
U
C:)
�
C
U
W
N
a
0
z
O
�
o
w
0
z
N
T-
O
N
O
N
O
N
N
�
(n
Z
O
O
0
F-
g
r
E
U
J
a
U
C:)
�
C
U
W
N
a
0
75
0-
00 W
N
00
I
LOT 105
—8'140—
3 IH GH BOULDER (TYP.)
813�8_
-
LOT 104
- - - _ 4
6-0" ENGINEERED RET. WALL
8136 — — T.O.W = 8138
_ — — — — — — — — — -B.O.W. = 8132
-----LOT 99
813
.4 ACRES (17,470 S.F.)
_
8132
8131.5
\
0 00
U In
�
C co
N 01
o ,
Q M
w
W
N
M
O
W
z
O
U
In
m a
ItV
0
zX
Q
m
z
Q
Z
a
\
�+
O
O
Z
Z
%4"0
J
M p
N J
U)
\
z
00
c/5
�.
4'-0" RET. WALL
T.O.W =81361
B.O.W. = 8132
I I 1
I 8140
� I
I I
I I I 8138
\I I - - 8136
8130 \I oL1 oL1 L� ` \
I I\ --------J 8147'-63/4" I I
8131 -
8128 _ I r—_-8142'- 1 3/4" —
8128 4'-0" RET. WALL — — — — o L1 o L1 8134
T.O.W=8126\-----
IB.O.W. = 8122— OR
GAS METER I —
OF
4'-0" RET. WALL UNIT B �1&Y
8126 T.O.W = 8124-
1B.O.W. = 8120 +
\ `UTILITIES LOWER LEVEL = 8123'-0"
MAIN LEVEL = 8132'-1 3/4" 8145' -8 3/4" 1 8132
Q GAS METER 1 I
LOT 98 I I L2— _ — CRICKET I UTILITIES
oL1 — _, ,, 01-1_ UNIT A ; - I
/ I 1 LOWER LEVEL =8126-0"
MAIN LEVEL = 8129'-1 3/4" 1 I 8130
I /
_ I \
8124 II I Q - o oL1_ ---- —\ \—� L2' I I
_
SOaaCKI 1 I �oL1 oL1 L1 L1 10'�
j L--- --- I I \� — SETBACKSNOW STORAGE \ \ _
o Tom\
8150'-5 1/4" I o1 \ I � I 8128
134 S.F. I \ L1 L1 ,L1 ( L1 _ _ I 1
17'-0,, I T-6„
8122 , I I 14' - 6 1 /2" — — — \ RIDGE _ (29'-5") 1 I o 3 % C-4 1EASEMENT
II ITO PROPOSED — — — — — L1
N \
I \ GRADE 8143'- 10 1/2" b
\ 8120.5 \ 1< I 8126
(HIGH PT.) \
81\�
rt— _ I f
8120 I \ 4'-0" RET. WALL
7'-6" I \ \ — I I 11 T.O.W = 8124
\
EASEMENT 8 B.O.W. = 8120
I I �2CJ \ �
\
8124 I
8118
\\\�
E SNOW STORAGE \ \ — I \ T.O. RET. WALL
\ � � T.O.W = 8120
\346 S.F. \ - \� \ B.O.. w. = 8118 I -,
8116-E
-P -- - w X81 6. 122
8114- r I I - SNOW STORAGE
\338 S.F._ \ \ \1 12 \ PHONE PEDESTAL
T7,
�O�
— ADDRESS BOULDER N
,8112I — — MARKER
�
— DEGREE OF DEFLECTION 8116 I — — — — — — — — — — — — — — — — — — FROM ROAD_
\\ /C '' 1 — ---� — — _----------i------�---T--- -- — --T---- — — — —�
I I I SNOW STORAGE: \ O
\
TO GAS I I MINIMUM - 660 S.F. -
SERVICE PROPOSED - 818 S.F. T ;I ( \
v OLD TRAM ROAD r �� v \ TOGAS
\ \ \ SERVICE
I ------- ----L----------- -----------a----T--------------�\
LIGHT FIXTURE SCHEDULE
L1 (17) - 5" EXTERIOR DOWNLIGHT
j) SITE PLAN L2 (2) - EXTERIOR WALL FIXTURE
lot = 10'-0"
UI
W
U
0 00
U In
�
C co
N 01
o ,
Q M
w
W
N
M
O
W
z
O
U
In
m a
ItV
0
zX
Q
m
z
Q
Z
a
Z
�+
O
O
Z
Z
%4"0
J
M p
N J
x
r
C co
X E
w
d
UdUQQ�i QQLLE
am
N v C m
z
O
-a -0 ox E
o-0-0= m
UQQdL m
R
0
o
z
Q
Z
�+
O
O
Z
Z
0 d7
O
J
M p
N J
U)
z
00
c/5
�.
Lu
�
o
6
z
x
O c:
CN_4
C co
X E
w
d
UdUQQ�i QQLLE
am
N v C m
z
O
-a -0 ox E
o-0-0= m
UQQdL m
C
U
n
x
O c:
CN_4
CID
00
O -
w
Q
U:
c:Z_
o
Q-0
z
O
C
U
n
0
o
z
Q
Z
�+
O
O
Z
Z
0 d7
O
J
M p
N J
N_
O
O
O
N
N
r
N
O
O
Q
O
J
aLu
T
C
U
n
75-
0-
00
N
N
N_
O
N
W
N
00
A .1
U]0 U
W U N
U_ �ko
a)
> o
W Q
U] o 0
W
Q L a
U m --
It
Z X
Q m
Z0 '
:1a
0C/)
U)
LL
-0V)� 2U)V)
C -p -0 O x E C -0-0 O E
UQQdii m UQQdii m
—CO (n(n
co
C -a -0 o x
o-0-0= co
UQQdL m
O �
N .0
(D
O
C.)
:U) Z
O Z
Q� O
0
o z
Q
�� z
o z
Z
O) J
O 07
M p
N J
0
z
00
>N
LU
N
O
N
O
N
(.LL 0r N
N
r
Z
Q
O
Q
J
a
DC
T
�
O
W
■
N
�
o
O
J
N
O
N
O
N
(.LL 0r N
N
r
Z
Q
O
Q
J
a
DC
T
�
O
W
■
N
C
U
O
J
A3.2 2
o_
N
N
0
N
00
N
00
C
C,
C,
C,
a
4Q' Q Q,A"
1
A3.1
MAIN LEVEL PLAN
1/4" = 1'-0"
NORTH
1 A3.2
U] 0 U
W U N
U_ �ko
a)
> o '
� a �
W Q
U] o 0
W
Q � a
U --
Z X
Q m
Z ofa
C0
Gco 5
U) � � U)
-O -O O X -0 -0 O X E
0aaaLL 6 �aa0-LL 6
U) �
U) Q) �
C -O -6 O X
o-0-0=
�aQo LL d)
O �
� O
x �> w
4D 0
U (�
� Z
O O Z
Q 0
2 D
Co z
Z
�+ z
Z
oI J
O O
M 0
CN J
w
ca
N
00
O
Z
Q
J
Na
J
W
W
■
N
Z
O
I_I_I
(Y
�
o
�
❑
J
Z
U
a
0
A, 1
0
z
42' - 6 1/2"
2
40'- 8"
18'-2"
8'-81/2"
15'-8"
13'-91/2"
8'-81/2"
18'-2"
T- 10 1/2" T-
1" T-
1" 8'- 1 1/2"
4'- 4 1/4" 4' - 4 1/4"
T- 3 1/16" 8'-
5"
6'- 11 "
6'- 10 1/2"
4'- 4 1/4" 4'- 4 1/4"
8'- 1 1/2"
6'- 2" T- 11 3/4"
8131'-73/ "
Ile
IT
PATIO
8127'- 7"
,
(V
Ns
l!j
Erl
REF.
O
aDW
/
ST5,1R
=
00,
J KT H N
o
2
BEDROOM 2
Lo
O O0
204
212
PATIO
8128'- 7 3/4"
O O
DN
0
8124' - 6 3/4"
�` STAIR
8132'- 1 3/4"
I
406
O
REF.
Erl DW
UP
N B H 2
I.
CLOSET
214
415
KITCHEN
,1
BEDROOM 2
o
0 O O
@
414
Io
�
O
O00
Ns
2n7
L
O
Tr��l
202
MASTER B
gas fireplace
21(,5'-
0"
8129'- 1 3/4"
o
appliance
o A H
Eo
<0
f
413
HUH
N
I�
O
0
DINING
®
401
W.I.C.
I
11
'
DECK
219
MASTER
a
BEDROOM
la
o
0
I I
C? 208
gas fireplace
I<
I.
CL
appliance
410
"
Ll
J'
CV Ldi
MASTER
DECK
—
M
= BEDROOM
'
1,
o
408
0
77
H I I di
CL
CRICKET
409
i
6" / 12"=
6"
8'- 2 3/8"
T- 4 1/2"
T- 4 1/2"
8'- 2 3/8"
2'- 10 1/4"
T- 9 1/16"
T- 11 7/16"
7'- 9"
7'- 9"
T- 7 3/4"
T- 2"
11' - 2 1/4"
20'- 6"
21'- 2 1/2"
15'- 6"
26'- 0"
1
A3.1
MAIN LEVEL PLAN
1/4" = 1'-0"
NORTH
1 A3.2
U] 0 U
W U N
U_ �ko
a)
> o '
� a �
W Q
U] o 0
W
Q � a
U --
Z X
Q m
Z ofa
C0
Gco 5
U) � � U)
-O -O O X -0 -0 O X E
0aaaLL 6 �aa0-LL 6
U) �
U) Q) �
C -O -6 O X
o-0-0=
�aQo LL d)
O �
� O
x �> w
4D 0
U (�
� Z
O O Z
Q 0
2 D
Co z
Z
�+ z
Z
oI J
O O
M 0
CN J
N
T-
O
N
O
w
ca
N
00
O
Z
Q
J
Na
J
W
W
■
N
Z
O
I_I_I
(Y
�
o
�
❑
J
Z
U
a
0
0
z
N
T-
O
N
O
to
N
N
�
N
00
O
Z
Q
J
Na
J
W
W
■
N
(1)
mo
J
Z
U
a
0
A3.2 2
5
_66
N
N
O
N
00
N
00
A3.1
2
1
A3.1
n ROOF PLAN
U
1/4" = 1'-O"
NORTH
Em
1 A3.2
U]0 U
W U N
U_ �ko
a)
> o
� a �
W Q
U] o 0
W
Q
in a
U m --
It
Z X
Q m
CO� a
C0
Gco
c-0-0 o x �-0-0 o x E
0 0- LL ai U Q Q 0- �i a�
c
cn Q) Q) �
� 70 70 0
o70��
L
O
N .0
/\ > ~
00 W
O -0 Cn
U C�
�� Z
O Z
Q O
2 0
o z
CO z
+- ° z
O _� m Z
� 07 J
O O) n
M p
N J CY)LL C\j
N_
O
N
0
w
N
O
C)
g
a
ca
O
C
U
0
Z
O
�
o
w
0
z
N_
O
N
0
O
N
N
N
O
C)
g
a
�
O
C
U
0
75
N
N
O
N
00
N
00
ASPHALT SHINGLES ON W.P.
MEMBRANE ON 1/2" SHEATHING ON
3" RIGID INSULATION ON 5/8" ROOF
SHEATHING ON SCISSOR
TRUSSES
GUTTER - DOWNSPOUT
LOCATION T.B.D.
� B PLATE
81'43'- 4 7/8"
TIMBER BRACE
(STAIN TO MATCH FASCIA)
8" CEDAR SIDING SEMI-
TRASPARANT STAIN)
T-0" HIGH DECK RAILING
SYSTEM. 6x6 NEWEL POSTS,
WOOD TOP AND BOTTOM
RAIL WITH 3/4" STEEL ROD
BALLUSTERS
jo� .B MAIN LEVEL
8132'- 1 3/4"
8'x18' PAINTED METAL
GARAGE DOOR
8x8 TIMBER COLUMNS ON
TAPERED STONE BASES WITH
SANDSTONE CAP
(SLOPE TOP FOR DRAINAGE)
EXISTING GRADE = 8125.5
FIREPLACE VENT FLUE -
PAINT TO MATCH ROOF COLOR
CEMENT STUCCO SYSTEM
J
RAFTER TAILS —
ADDRESS MARKER
EXISTING G
r
C • C r� rr r�� 05—wr r
■ADDRESS MARKER
GAS METER
B GARAGE LEVEL —;-7
A PLATE
8138'- 7 1/4"
ASPHALT SHINGLES ON W.P.
MEMBRANE ON ROOF SHEATHING
ON 2x RAFTERS WITH 1x6 T&G
SOFFIT
8x12 TIMBER CORBEL (TYP)
GUTTER (TYP.)
A PLATE
8138'- 7 14"
TIMBER BRACE (TYP)
(STAIN TO MATCH FASCIA)
ALUMINUM CLAD WOOD
WINDOWS (DARK BRONZE)
CEMENT STUCCO SYSTEM
AMAIN LEVEL
8129'- 1 3/4"
EXISTING GRADE = 8128
EXTERIOR LIGHT
FIXTURE - L2
R LEVEL
EXISTING GRADE= 8224 8120' - 0" _ _ _ _ _ _ _ _ _ _ _ 8120' - 0"
III III II _ -
Ash8119'-0" _ A GARAGE LEVEL
8119'-0"
III III III o=
STONE WAINSCOT W ITF�
SLOPED SANDSTONE CAP—_
III III III
�1
F�-,U:�-,::l� ��� ili III III III III III III —III III III III III III III III
EXIST. GRADE = 8033
A MAIN LEVEL
8129'- 1 3/4"
�-I
iii u� li_ice
co
III III III III III III
B PLATE
8143'- 4 7/8"
EXIST. GRADE = 8033
_B MAIN LEVEL
s 8132'- 1 3/4"
141
4yI I I�
M
r
B LOWER LEVEL
8123'-0"
I I-
III III III III III III III III
U]0 U
W U N
U_ �ko
a)
> o '
� a �
W Q �
U] o 0
W
Doo a)
Q � a
U --
Z X
Q m
� a
0cot
U) � � U)
c70-0 2 2 o x �-0-0 2 2 o x E
0 a_ LL 6 c) 0- LL 6
c
U) �
U) -
c-0-0oxE
C) LL
O
64 . �
(fl U)
� � W
00
O Cn
�U) Z
O Z
Q� O
IN
0 �2 D
o z
CD T •� z
+- ° z
O _� m Z
�
O
M p
CNI J
w
ca
iii u� li_ice
co
III III III III III III
B PLATE
8143'- 4 7/8"
EXIST. GRADE = 8033
_B MAIN LEVEL
s 8132'- 1 3/4"
141
4yI I I�
M
r
B LOWER LEVEL
8123'-0"
I I-
III III III III III III III III
U]0 U
W U N
U_ �ko
a)
> o '
� a �
W Q �
U] o 0
W
Doo a)
Q � a
U --
Z X
Q m
� a
0cot
U) � � U)
c70-0 2 2 o x �-0-0 2 2 o x E
0 a_ LL 6 c) 0- LL 6
c
U) �
U) -
c-0-0oxE
C) LL
O
64 . �
(fl U)
� � W
00
O Cn
�U) Z
O Z
Q� O
IN
0 �2 D
o z
CD T •� z
+- ° z
O _� m Z
�
O
M p
CNI J
N
-
O
TCN
o
w
ca
N
00
O
cf)
Z
r
a
W
J
W
M
<
Z
O
W
�
�
o
D
Z
0
U
(Z
0
z
N
-
O
TCN
o
to
N
N
N
00
O
cf)
Z
r
a
W
J
W
M
<
:3
C
Z
0
U
(Z
A PLATE
81'38'- 7 1/4"
GUTTER
A MAIN LEVEL
8129'- 1 3/4"
EXISTING
GRADE = 8124
7t
0)
A LOWER LEVEL
8120' - 0"
A GARAGE LEVEL
8119'- 0"
ALUMINUM CLAD WOOD
WINDOWS (DARK BRONZE)
8143'- 10 1/2"
75
00
N
N
O
N
00
N
00
131' -
8150'- 5 1/4"
OJIM9=111M -owl - owl - Willi! EWE
Emeamom
awn.o�...�i...�i.n�.n=I
on.. III
III
ill 0
.MI
.%_... =IN M...�...� ..ice.. .o
8150'- 6 114"
C)
Ed B
- -
---_ ---_ - ---_ -- _ - _ -- - 8120'-0"-
METERS-
-
I I III III—III III IIIIII—III III III—III III III III—III III III III—III III III III III III.. III III III I I I
EAST ELEVATION
F1
III iiiiiIlls
,,"
SSC: Y
B PLATE
43'- 4 7/8"
B MAIN LEVEL
8132'- 1 3/4"
– _B LOWER LEVEL y
B GARAGE LEVEL
EXISTING GRADE = 8124—
8122'- 0"
—III III— -III
III III I1-111—III III-111—III —111 —11
n
WEST ELEVATION
U
1/4" = 1'-0"
U] 0 U
W U N
U_ �ko
a)
> o '
� a �
W Q
U] o 0
W
Doo M
a
in a
U m --
It
Z X
Q m
Z 101 A
� a
0co
c-0-0 0 x E �-0-0 0 x E
C -0 -0 0
0-0-0=
L
0
O
CN .0
/\ > ~
00 W
U (�
O Z
Q� O
0 �2 D
o z
�� z
+� ° z
O _� m Z
o 07 J
O O) n
M p
CNI J
N
_
O
N
0
T00
w
ca
N
C)
cn
Z
O
c\j
a
W
-
M
z
O
w
�
o
o
J
W
C
U
W
0
D_
0
z
N
_
O
N
0
T00
to
N
N
�
N
C)
cn
Z
O
c\j
a
W
-
M
�
J
W
C
U
W
0
D_
w
LU 3
Z) 12
8'-4"
SPRING HEIGHT
OF NON DORMER
TRUSSES BEYOND
8' GWB CEILING
SP ING POINT/
P ATE HT/
T USS BEARING
U
75
0-
00 00
00
N
N
0
N
W
N
00
SCISSOR TRUSS
ROOF CONSTRUCTION:
40 -YEAR ASPHALT SHINGLES OVER WATERPROOF
MEMBRANE OVER PLY. SHEATHING OVER R-50
BLOWN -IN INSULATION WITH WEBBING TO HOLD
THE INSULATION TIGHT TO THE UNDERSIDE OF
THE ROOF SHEATHING.
12
THERMAL AND AIR INFILTRATION BARRIER
'D' FLASHING
2x6 SUB -FASCIA /
1x6 T AND G SOFFIT
1X8 CEDAR FASCIA BOARD
CEMENT STUCCO SYSTEM ON THERMAL
_AND AIR INFILTRATION BARRIER ON
PLYWOOD SHEATHING
SEE ELEVATION FOR SIZE/TYPE
n TYPICAL EAVE
1 1/2" = 1'-0"
3
12
TRUSS WITH FLAT BOTTM CORD
ROOF CONSTRUCTION:
40 -YEAR ASPHALT SHINGLES OVER WATERPROOF
MEMBRANE OVER PLY. SHEATHING OVER R-50
BLOWN -IN INSULATION WITH WEBBING TO HOLD
THE INSULATION TIGHT TO THE UNDERSIDE OF
THE ROOF SHEATHING.
THERMAL AND AIR INFILTRATION
BARRIER TO FOLLOW ALLONG THIS LINE.
CEMENT STUCCO SYSTEM OR FIBER
CEMENT LAP SIDING ON THERMAL AND
AIR INFILTRATION BARRIER ON PLYWOOD
SHEATHING ON 2x6 WOOD FURRING
(WITH R-19 BATT INSULATION) ON
PLYWOOD SHEATHING ON 2x6 WOOD
STUDS (BEARING WALL)
SEE ELEVATION FOR EXTERIOR
MATERIAL. END UNITS RECEIVE FIBER
CEMENT LAP SIDING AND THE MIDDLE
TWO UNITS RECEIVE CEMENT STUCCO
SYSTEM
FIBER CEMENT TRIM
CEMENT STUCCO SYSTEM ON THERMAL
AND AIR INFILTRATION BARRIER ON
PLYWOOD SHEATHING
SEE ELEVATION FOR SIZE/TYPE
SLIGHT SLOPE AT
BOTTOM OF STUCCO
1X6 T&G SOFFIT SOFFIT
MAIN LEVEL
n EAVE AT DORMER
1 1 /2" = 1'-0"
a'TYPE'X' GWB ON 2X6
EXTERIOR WALL STUDS.
R-21 BLOWN -IN OR BATT
INSULATION BETWEEN
STU DS
of
0
EXTERIOR WALL STUDS.
0
J
LL
R-21 BLOWN -IN OR BATT
aco)
�
J
H
W
AND AIR INFILTRATION
INSULATION BETWEEN
J
w
w
aligns with window rou h sill
J
SHEATHING ON 2X6
WOOD STUDS
Lou 8" GWB ON VAPOR-
0- RETARDER ON 2X6
FLOOR FINISH
0 EXTERIOR WALL STUDS.
STAIR ��-�
R-21 BATT INSULATION
BETWEEN STUDS
U
75
0-
00 00
00
N
N
0
N
W
N
00
SCISSOR TRUSS
ROOF CONSTRUCTION:
40 -YEAR ASPHALT SHINGLES OVER WATERPROOF
MEMBRANE OVER PLY. SHEATHING OVER R-50
BLOWN -IN INSULATION WITH WEBBING TO HOLD
THE INSULATION TIGHT TO THE UNDERSIDE OF
THE ROOF SHEATHING.
12
THERMAL AND AIR INFILTRATION BARRIER
'D' FLASHING
2x6 SUB -FASCIA /
1x6 T AND G SOFFIT
1X8 CEDAR FASCIA BOARD
CEMENT STUCCO SYSTEM ON THERMAL
_AND AIR INFILTRATION BARRIER ON
PLYWOOD SHEATHING
SEE ELEVATION FOR SIZE/TYPE
n TYPICAL EAVE
1 1/2" = 1'-0"
3
12
TRUSS WITH FLAT BOTTM CORD
ROOF CONSTRUCTION:
40 -YEAR ASPHALT SHINGLES OVER WATERPROOF
MEMBRANE OVER PLY. SHEATHING OVER R-50
BLOWN -IN INSULATION WITH WEBBING TO HOLD
THE INSULATION TIGHT TO THE UNDERSIDE OF
THE ROOF SHEATHING.
THERMAL AND AIR INFILTRATION
BARRIER TO FOLLOW ALLONG THIS LINE.
CEMENT STUCCO SYSTEM OR FIBER
CEMENT LAP SIDING ON THERMAL AND
AIR INFILTRATION BARRIER ON PLYWOOD
SHEATHING ON 2x6 WOOD FURRING
(WITH R-19 BATT INSULATION) ON
PLYWOOD SHEATHING ON 2x6 WOOD
STUDS (BEARING WALL)
SEE ELEVATION FOR EXTERIOR
MATERIAL. END UNITS RECEIVE FIBER
CEMENT LAP SIDING AND THE MIDDLE
TWO UNITS RECEIVE CEMENT STUCCO
SYSTEM
FIBER CEMENT TRIM
CEMENT STUCCO SYSTEM ON THERMAL
AND AIR INFILTRATION BARRIER ON
PLYWOOD SHEATHING
SEE ELEVATION FOR SIZE/TYPE
SLIGHT SLOPE AT
BOTTOM OF STUCCO
1X6 T&G SOFFIT SOFFIT
MAIN LEVEL
n EAVE AT DORMER
1 1 /2" = 1'-0"
a'TYPE'X' GWB ON 2X6
EXTERIOR WALL STUDS.
R-21 BLOWN -IN OR BATT
INSULATION BETWEEN
STU DS
2 STAIR NORTH WALL TOP OF CONC.
1 1/2" = 1'-0"
8" TYPE'X' GWB ON 2X6
r
CEMENT STUCCO
EXTERIOR WALL STUDS.
SYSTEM ON THERMAL
R-21 BLOWN -IN OR BATT
aco)
�
J
H
W
AND AIR INFILTRATION
INSULATION BETWEEN
R
BARRIER ON PLYWOOD
aligns with window rou h sill
SHEATHING ON 2X6
WOOD STUDS
4" FLOOR PLYWOOD SHEATHING ON
FLOOR FINISH
STAIR ��-�
1'81' TRUSS JOISTS FLOOR JOISTS
WITH R-38 BLOWN -IN OR BATT
INSULATION
WOOD WALL CAP TRIM
MAIN LEVEL
OP OF CONIC
FLASHING FINISHED
�
o
GRADE TO
5/8" TYPE'X' GWB ON
-
� SLOPE AWAY
VAPOR RETARDER ON
FROM
2X WOOD STUDS WITH
BUILDING AT
BATT INSULATION
1:10 SLOPE
BETWEEN STUDS
�
N
d
2 STAIR NORTH WALL TOP OF CONC.
1 1/2" = 1'-0"
8" TYPE'X' GWB ON 2X6
r
CEMENT STUCCO SYSTEM ON THERMAL AND
EXTERIOR WALL STUDS.
AIR INFILTRATION BARRIER ON PLYWOOD
R-21 BLOWN -IN OR BATT
aco)
�
J
H
W
SHEATHING ON 2X6 WOOD STUDS
INSULATION BETWEEN
R
STUDS
4" FLOOR PLYWOOD SHEATHING ON
FLOOR FINISH
1'81' TRUSS JOISTS FLOOR JOISTS
WITH R-38 BLOWN -IN OR BATT
INSULATION
TOP OF CONIC
FLASHING FINISHED
J GRADE TO
SLOPE AWAY
FROM BUILDING
AT 1:10 SLOPE
CAPILLARY BREAK
u 8" TYPE 'X' GYPSUM WALL BOARD ON
GARAGE a UNDERSIDE OF MAIN LEVEL FLOOR
rail SEPARTATON)IRE TAPED FOR 1 HOUR
n NORTH WALL TOP OF CONC.
1 1/2" = 1'-0"
UI 0 00
W U ul
U
N 01
M
W Q M
N O
W
0)
Q N a
U m �-
It
Z X
Q m
Z 'Z a
c❑
G
C C
c cc
C co
X
UQQdLL UQQdL.L am
1`
s= -a -0 o x
o-0-0= co
UQQdL.L m
O �
N .0
x 00 Lij
CID
O
Q
: z
o z
Q -0 0
0
o z
Q
z
Q
o� J
O d7 a -
M p
N J
N
T"
O
N
O
r
N
O
O
aco)
�
J
H
W
T
■
R
t�
Z
O
�
o
(n
a
�
N
W
�o
0
z
N
T"
O
N
O
O
N
N
r
N
O
O
aco)
�
J
H
W
T
■
c
U
LIMITS OF DISTURBANCE / ORANGE
_ — \ 40 CONSTRUCTION FENCING ON THE EAST,
– – NORTH AND WEST PROPERTY LINES
LIMITS OF DISTURBANCE /
ORANGE CONSTRUCTION
FENCING ON THE EAST, NORTH
AND WEST PROPERTY LINES
LIMITS OF DISTURBANCE
/ORANGE CONSTRUCTION
FENCING WITH SILT FABRIC
FENCING ON LOWER
PORTIONS AND IN DRAINAGE
SWALES
GRADING AND DRIVE
ACCESS IMPROVEMENTS
– I,8112----� ----–--__----- OUTSIDE PROPERTY LINE
– – – – – – – – – – --
j
� T
1
1
--------1------------ �-- ---
75
0-
00 W
N
00
_ — — —
8116 ARE SUBJECT TO A RIGHT-
_ OF -WAY PERMIT
1 �
\ n CONSTRUCTION MANAGEMENT PLAN
1 " = 10'-0" \
J � \
UI 0 (o
W U Lf)
U �
N 01
M
W Q M
N O
W
0)
Q Na
U m IL
Z X
Q m
Z a %4"
0
U)
�-0-0 o x E c: _0_0 O E
UQQdii m UQQdii m
-co V)(n
in in
N C (6
C 'O "O O X
O "O "O L (o E
UQQdL m
O �
N .0
x 00 Lij
(D
O
Q
-� Z
� O —
O Z
Q -0 0
0
o z
Q
z
z
Z
o� J
J o o o_
M p
N J
r
---------------
Z
0
V
�cl)
�Z
V
U
LIMITS OF DISTURBANCE /
ORANGE CONSTRUCTION
FENCING ON THE EAST, NORTH
AND WEST PROPERTY LINES
LIMITS OF DISTURBANCE
/ORANGE CONSTRUCTION
FENCING WITH SILT FABRIC
FENCING ON LOWER
PORTIONS AND IN DRAINAGE
SWALES
GRADING AND DRIVE
ACCESS IMPROVEMENTS
– I,8112----� ----–--__----- OUTSIDE PROPERTY LINE
– – – – – – – – – – --
j
� T
1
1
--------1------------ �-- ---
75
0-
00 W
N
00
_ — — —
8116 ARE SUBJECT TO A RIGHT-
_ OF -WAY PERMIT
1 �
\ n CONSTRUCTION MANAGEMENT PLAN
1 " = 10'-0" \
J � \
UI 0 (o
W U Lf)
U �
N 01
M
W Q M
N O
W
0)
Q Na
U m IL
Z X
Q m
Z a %4"
0
U)
�-0-0 o x E c: _0_0 O E
UQQdii m UQQdii m
-co V)(n
in in
N C (6
C 'O "O O X
O "O "O L (o E
UQQdL m
O �
N .0
x 00 Lij
(D
O
Q
-� Z
� O —
O Z
Q -0 0
0
o z
Q
z
z
Z
o� J
J o o o_
M p
N J
N_
O
O
N
r
O
o
Z
0
V
�cl)
�Z
V
U
�
U
0
z�
O
o
(n
a
>
N
W
0
z
N_
O
O
N
(D
N
N
r
O
o
Z
0
V
�cl)
�Z
V
U
�
U
X8112
75
0-
M
N
N
0
N
W
N
00
8'40
------- ------------
I
I
1
\
\
1----------- � — —.
f�8116
I �
i
1 �
\ LANDSCAPE PLAN \
J � \
u1
am
8136
Ir
I
I
I
I
LANDSCAPE UNITS
Conifer Trees 4
10' 8"Landscape and Irrigation Table
Colorado Spruce
(Picea pungens)
Lot size = .4 acres X 43,560 s.f. per acre = 17,470 s.f.
4
Min. Landscape area = 25% of 17,470 s.f. = 4,367 s.f.
Proposed Landscape area = 10,736 s.f.
Max Irrigarion area = 20% of 10,736 s.f. = 2,147 s.f.
QA
Proposed Drip Irrigation area = 2,024 s.f.
2.5" CAL.
Landscape Units = 12, s.f. / 50 s.f. per unit = 215 units
MM
25% Landscape Units to be provided be trees = 25% of 215 units = 160 units by trees
2.5" CAL.
Landscape Material (trees) New Existing retained
Units
Deciduous 1.5" -2.5" caliper/clump = 4 units per tree X 32 = 128 4 units per tree X 0 = 0
128 units
Evergreen 8'-10' high = 8 units per tree X 4 =32 11 units per tree X 0 = 0
32 units
Landscape Material (shrubs) New Existing retained _
Units
Shrubs, 5 gallon = 1 unit per shrub X36 = 36 1.2 units per shrub X 0 = 0
36 units
(revegitate abave North retaining wall)
DWARF KOREAN LILAC
(SYRINGA MEYERI'PALABIN')
Perennial Ground Covers
Units
1 unit per 400 s.f. 1000 s.f. proposed / 400 s.f.= 2.5 units
2.5 units
CSC 0
CE
Hardscape Material Units Awarded
Shredded Bark (mulch at planting beds) 1/500 s.f.
Landscape Boulders 3' high 1/boulder
Total Landscape Units Proposed (215 required)
LANDSCAPE LEGEND
calculation Units
1000 s.f. planting bed area/500 =2 2 units
X15 boulders=15 15 units
subtotal 215.5 units
215.5 units
n LANDSCAPE UNITS
3/16" = 1'-0"
Symbol Name Size Count
Conifer Trees 4
CS
Colorado Spruce
(Picea pungens)
8'-10' tall
4
Z
g0
Deciduous Trees 32
QA
QUAKING ASPEN
(POPULUS TREMULOIDES)
2.5" CAL.
29
MM
ROCKY MOUNTAIN MAPLE
(ACER GLABRIUM)
2.5" CAL.
3
Deciduous Shrubs 36
PO
POTE NTI LLA
(ALCHEMILLOIDES)
5 GAL.
3
LL
DWARF KOREAN LILAC
(SYRINGA MEYERI'PALABIN')
5"
GAL.
6
CSC
CREEPING WESTERN SANDCHERRY
(PRUNUS BESSEYI "PAWNEE BUTTES')
5 GAL.
9
SP
SNOW MOUND SPIREA
(SPIREA NIPPONICA)
5" GAL.
5
CE
COTONEASTER DAMMERI CORAL BEAUTY
(COTONEASTER DAMMERI)
5" GAL.
8
RB
DWARF BLUE RABBIT BUSH
(CHRYSANTHEMUM NAUCEUSUS)
5" GAL.
4
Perennial Ground Covers
GC
BUFFALO GRASS
GOLDEN CARPET STONECROP
ORANGE SEDUM
SNOW -IN -SUMMER
CARPET BUGLE
1224 square feet of cover - provide
drip irrigation
Mulched Areas
CEDAR MULCHED AREA - AROUND TREES AND
SHRUBS NOT COVERED BY GROUND COVER
800 square feet of 3" min cover.
provide drip irrigation
UI 0 00
W U U1
U �
N 01
W Q
in
W
o0)
Q N a
U M �-
It
Z X
Q m
Z A Z a
0 U) S
U)
2(n� 2U)V)
-�C cc V) C co
�-0-0 o x E C: _0_0 O E
UQQdii m UQQdii m
2En(n
N C (6
C 'O "O O X
O "O "O L (o E
UQQdL m
C:) C:
N .0
X 00 LJJ
1W O
Q
: Z
� O —
O Z
Q-0 O
0
o Z
Q
Z
O Z
Fn ZO
M p
N J
r
0
z�
00
> N
LU
� o
0
Z
N_
O
N
O
O
N
N
r
N
Z
g0
a
W
U
T
J
�
�
0
Z
J
U
N_
O
N
O
O
N
N
r
N
Z
g0
a
W
U
T
J
�
�
0
Z
J
U
AVON PLANNING AND ZONING COMMISSION
FINDINGS OF FACT AND RECOMMENDATIONS �V 0 H
CONCERNING THE
FINAL PLANNED UNIT DEVELOPMENT AMENDMENT APPLICATION
FOR THE VILLAGE (AT AVON)
The following findings of fact and recommendations are made in accordance with Avon
Municipal Code Section 7.16.060(e)(3):
1. Preliminary PUD Approval. A Preliminary PUD Application was approved by the
Town Council on July 10, 2012. In accordance with AMC Section 7.16.060(e)(3) the
approval of the Preliminary PUD granted the applicant the right to submit a final PUD
development plan. All information submitted to the Town by the applicant, all comments
from referral agencies, all staff reports and all public comments submitted to the Town
which were part of the record for the Preliminary PUD Approval are hereby included and
are part of the record for Final PUD Approval.
2. Town Staff Comments. Town Staff provided the Applicant with comments on July 17,
2012. A letter from Eric Heil, Town Attorney, provided additional follow-up comments
on Version 10 of the Amended PUD Guide. Included in Staff's comments was a redline-
strikethrough of the Amended PUD Guide with comprehensive language revisions and
footnoted comments. Additional comments on the Street Standards and Final Plat were
provided on July 20, 2012 by Justin Hildreth, Town Engineer.
3. Application Submitted. A Final PUD Application (the "Application"), consisting of an
Amended Planned Unit Development Guide for the Village (at Avon), Version 14
("Amended PUD Guide"), resubmitted PUD Master Plan Version 11, and accompanying
Memorandum, was submitted to the Community Development Department of the Town
of Avon (the "Town") on July 24, 2012 by Kimberly Martin, representing the owners of
the Village (at Avon) property (the "Applicant").
4. Application Forms Submitted. Harvey Robertson submitted the Final PUD Application
(dated July 24, 2012) forms to the Town on July 30, 2012 via e-mail.
5. Notice of Public Hearing. On July 24, 2012, pursuant to §7.16.020(d), a notice of
public hearing was published in The Vail Daily for the August 10, 2012 Planning and
Zoning Commission meeting to review the Traer Creek LLC Village (at Avon) Final
Planned Unit Development application. In addition to the published noticed, mailed
notice was provided by Staff to all property owners within 300' of the Village (at Avon)
property on July 24, 2012.
FINDINGS OF FACT AND RECOMMENDATIONS
TRAER CREEK LLC VAA FINAL PLANNED UNIT DEVELOPMENT AMENDMENT
Page 1 of 10
6. Staff Report to PZC. Matt Pielsticker submitted a Staff report to the PZC dated July 31,
2012.
7. Public Hearing before the Planning and Zoning Commission. On August 7, 2012 the
PZC held a public hearing on the Application. The PZC continued the public hearing for
three (3) additional hearings: Monday, August 13, 2012 Special Meeting, Tuesday,
August 21, 2012 Regular Meeting, and Monday, August 27, 2012 Special Meeting.
8. Eagle County School District Report. Eagle County School District submitted a report
titled Summary of ECSD Land Needs (dated August 16, 2012) and gave a presentation to
the Avon Planning and Zoning Commission at the August 21, 2012 public hearing, and
which report is part of the record for the Avon Planning and Zoning Commission final
recommendation.
9. Public Comments. Public comments were submitted to the Avon Planning and Zoning
Commission, which are attached hereto as Exhibit A: Public Comments. Also, the Avon
Planning and Zoning Commission accepted public comment during each of the public
hearings held by the Avon Planning and Zoning Commission for final PUD review. All
such public comments have been considered by the Avon Planning and Zoning
Commission, and are part of the record for the Avon Planning and Zoning Commission
final recommendation.
10. Mandatory Review Criteria. Pursuant to §7.16.060(e)(4), Review Criteria, AMC, the
PZC has considered the following criteria as the basis for a recommendation on the Final
PUD to Town Council: "W"
(1) The PUD addresses a unique situation, confers a substantial benefit to the Town,
and/or incorporates creative site design such that it achieves the purposes of this
Development Code and represents an improvement in quality over what could
have been accomplished through strict application of the otherwise applicable
Nwk. district or development standards. Such improvements in quality may include, but
are not limited to: improvements in open space provision and access;
environmental protection; tree/vegetation preservation; efficient provision of
streets, roads, and other utilities and services; or increased choice of living and
housing environments.
(2) The PUD rezoning will promote the public health, safety, and general welfare;
(3) The PUD rezoning is consistent with the Avon Comprehensive Plan, the purposes
of this Development Code, and the eligibility criteria outlined in §7.16.060(b);
(4) Facilities and services (including roads and transportation, water, gas, electric,
police and fire protection, and sewage and waste disposal, as applicable) will be
available to serve the subject property while maintaining adequate levels of
service to existing development;
FINDINGS OF FACT AND RECOMMENDATIONS
TRAER CREEK LLC VAA FINAL PLANNED UNIT DEVELOPMENT AMENDMENT
Page 2 of 10
(5) Compared to the underlying zoning, the PUD rezoning is not likely to result in
significant adverse impacts upon the natural environment, including air, water;
noise, storm water management, wildlife, and vegetation, or such impacts will be
substantially mitigated,-
(6)
itigated;
(6) Compared to the underlying zoning, the PUD rezoning is not likely to result in
significant adverse impacts upon other property in the vicinity of the subject tract,-
and
ract;and
(7) Future uses on the subject tract will be compatible in scale with uses or potential
future uses on other properties in the vicinity of the subject tract.
PZC RECOMMENDATIONS:
A. Vested Property Rights. The PZC recommends that Town Cou PPROVE a 6 year
extension to vested property rights based on the following specific gs and with the
conditions set forth below: talle,
Findings:
(1) The extended vested property rights are included in the settlement term sheet
which were approved by the Town Council;
(2) The extended vested property rights make up for lost development time; and
(3) The extended vested property rights and inclusion of the sunset clauses could
create a benefit to the Town and encourage economic development.
(4) Prior conditions of "Master Developer" provisions have been met by the
Applicant in Section H. l (b) of the Amended and Restated PUD Guide, and as
drafted the Master Developer control over zoning will expire concurrently with
the date of the six (6) year extended vested property rights.
B. Planning Area J. The PZC recommends that Council APPROVE the change of park
land on currently designated Planning Area N south to commercial and other
development uses on proposed Planning Area J
Condition:
(1) The displaced 5.8 acres of park land from N south must be detailed by the
applicant and materially equal to the usability of the current site.
FINDINGS OF FACT AND RECOMMENDATIONS
TRAER CREEK LLC VAA FINAL PLANNED UNIT DEVELOPMENT AMENDMENT
Page 3 of 10
C. OS -5 and OS -6. The PZC recommends that the Council APPROVE the zoning
modifications to OS -5 and OS -6 (now referred to as OS -9 and OS -10 respectively) as
submitted.
D. Hillside Density Increase. The PZC recommends that the Council APPROVE the
modifications to the PUD Master Plan, indicating more developable primary/secondary
"estate" lots in Planning Area K.
Conditions:
(1) No changes to the Primary/Secondary definition.
(2) Primary/Secondary will be limited to Planning Area K and RMF -1 exclusively, as
approved in the Settlement Term Sheet.
E. Dedication of Planning Areas B & C. The PZC recommends that the Council
APPROVE the consolidation of Planning Areas B and C into one planning area. PZC
recommends approval of the allowed uses, special review uses, prohibited uses, and all
proposed development Stan" for Planning Area B.
Finding:
(1) Parking for Planning Area B must be cooperative between this property and
adjoining properties.
F. Hotel Design Standards. PZC recommends that Council APPROVE the Supplemental
Hotel, Motel and Lodge requirements for Planning area J, as amended by the Applicant.
Conditions:
(1) Section a(ii). Insert the following language "Indigenous natural or earth tones
such as brown, tan, grey, green, blue, or red in muted, flat colors."
(2) Section d(ii). Replace the word "wall penetration by a window" with
"architectural element."
G. 2011 Design Guidelines. PZC recommends that the Council explore implementing the
2011 VAA Design Guidelines with the applicant by making `Exhibit E' to the PUD
Guide the 2011 VAA Design Guidelines instead of the 1998 Guidelines.
H. Road Access to Planning Area M (Proposed I). The PZC recommends that the Town
Council APPROVE the map depiction of a road across the USFS property to Planning
Area I.
Recommendations:
FINDINGS OF FACT AND RECOMMENDATIONS
TRAER CREEK LLC VAA FINAL PLANNED UNIT DEVELOPMENT AMENDMENT
Page 4 of 10
(1) Bridge over the river to access Planning Area I is first preference.
(2) "Lower" road across USFS property is only recommended access if bridge is not
feasible.
(3) The upper road access studied by the applicant is not an option for access to PA -I.
I. School Site Dedication. PZC recommends that the Council DENY the proposed
split school site. The PZC makes the following recommendations and findings with
respect with the School Site(s):
(1) School site needs to be at least 7.3 acres contiguous to parkland
(2) School site should not be located within 500' of gas utility transmission lines per
best planning practices
(3) Proposed planning area E does not have adequate traffic queuing.
(4) Installation of utilities, infrastructure and improvements should be installed in
residential areas as the trigger prior to the start of development of a school
(5) Town council needs to identify and clarify the trigger for development of the
school site
(6) Town council shall have the responsibility of determining the school use of the
proposed school site
(7) The final approved development plan shall either identify a school site complying
with Eagle County School District standards or have language identifying those
standards and complying with the conditions noted above; and,
(8) The spirit of ordinance 06-17 is not being followed (same language as previously
written in preliminary findings)
J. East Beaver Creek Boulevard. The PZC finds that phased construction of the road,
now being referred to as "Main Street," is acceptable and recommend that Council
APPROVE these modifications.
Conditions:
(1) Road Cross Sections in Section F of the PUD Guide are not approved.
(2) In place of Cross Sections, the following performance standards should be
incorporated in the PUD Guide:
a. Minimum ROW width is 50 feet
FINDINGS OF FACT AND RECOMMENDATIONS
TRAER CREEK LLC VAA FINAL PLANNED UNIT DEVELOPMENT AMENDMENT
Page 5 of 10
b. Minimum 6 foot wide center islands of landscaping, or 6 foot side
landscaping strips on either side of the roadway will be provided.
c. Minimum 5 foot continuous attached or detached sidewalks will be
provided.
d. Turn lanes and on -street parking configurations will be left to the
applicant and verified by Town Staff.
(3) Preliminary level engineering will be provided to ensure that the each subdivision
accommodates future phases including roads, pedestrian facilities, drainage and
all utilities.
(4) Pedestrian facilities are constructed with each phase that connects to existing
facilities on Post Blvd and East Avon.
K. Drainage Master Plan. The PZC recommends that Council APPROVE the
inclusion of the Johnson Drainage Plan.
Findings:
(1) There are financial implications with the David Johnson Study that the Town
Council must consider.
(2) The David Johnson Study is less restrictive than the current Town Drainage plan,
and any future Town Drainage Plan that is less restrictive could supersede the
David Johnson Study.
Condition:
(1) Any revisions necessary will be made after a thorough review is completed by the
Town.
L. Administrative Subdivision. The PZC finds that the overall concept for
administrative subdivision is acceptable; however, given the outstanding issues in the
PUD Guide identified by the Town Engineer, PZC recommends that the Council DENY
the proposed Subdivision regulations.
Recommendation:
(1) Town Staff and Legal Staff should work towards a solution in the best interest of
the Town.
Findings:
FINDINGS OF FACT AND RECOMMENDATIONS
TRAER CREEK LLC VAA FINAL PLANNED UNIT DEVELOPMENT AMENDMENT
Page 6 of 10
(1) Exceptions to the subdivision process, such as the dedication of rights-of-way,
prevent a thorough review and evaluation of the application and public
improvements to ensure all standards and requirements of the AMC and PUD are
being met.
(2) The limitation on the submittal requirements is not adequate because many of the
plans, specifications and engineering reports would not have to be prepared and
submitted for all of the public improvements of the subdivision. The resulting
public improvements may not be designed and constructed to current standards.
(3) The proposed review criteria does not allow for adequate analysis of the
sustainability and adequacy of the proposed subdivision. The improvements must
accommodate future phasing of the development. The utilities must have capacity
to serve the development, and the owners association(s) will be established in
accordance with law. Land subdivisions must demonstrate adequacy of the land,
and compliance with the AMC requirements, Comprehensive Plan, and PUD.
(4) Public Hearings are a necessary and appropriate means for public input on
subdivisions and should not be removed.
M. Review Schedule. Given the number of amendments and complexity of the Application,
PZC was not afforded sufficient time to review the breadth of proposed changes.
Accordingly, the following list includes some, but not all, of the items that were not
addressed by PZC:
(1) The effect of revisions to the Vested Property Rights language; the effect of
restricting the ability of the Town to apply future amendments of the Avon
Municipal Code to the Project; the effect, interpretation and consistency of
exempting selected sections of the Avon Municipal Code to the Project as set
u forth in Exhibit G; and the effect of adopting definitions which replace or
supplement definitions in the Avon Municipal Code.
Wk
(2) The effect of changes the public review process for all development
applications in the Village (at Avon).
(3) The effect of adding 300,000 sq. ft. of commercial space and modifying what is
defined as "Commercial" for tracking purposes.
(4) The effect of general changes to the description of use categories and addition of
new uses to Planning Areas.
(5) Planning considerations related to allowing up to 855 Dwelling Units and/or
196,970 gross square feet of commercial in Planning Area I.
FINDINGS OF FACT AND RECOMMENDATIONS
TRAER CREEK LLC VAA FINAL PLANNED UNIT DEVELOPMENT AMENDMENT
Page 7 of 10
(6) Planning considerations related to changes the minimum and maximum required
percentage mix of residential and commercial uses within Planning Areas A, C, D
and F.
(7) The effectiveness of existing and proposed procedures and development standards
to address potential conflicts and impacts of various land uses internally within
the Project which may arise from proposed revisions to uses.
(8) The size, shape, location, access and other site characteristics of Planning Area B
as relates to its intended use, including the size and use of water features and/or
impoundment areas.
(9) The effect of proposed revisions and clarifications to address wildlife impacts.
(10) The impact of utility easements another encum on the usability of
Planning Area E.
(11) The effect of water rights allocation and method of tracking and accounting.
(12) The effect of proposed changes to the definition of residential unit and resident
uses for proposed Planning Area K as relates to the total potential traffic impact
and emergency vehicle access for development served by a cul-de-sac.
(13) Planning considerations related to the proposed hotel building height of 135' as a
Special Review Use for Planning Area A and Planning Area I.
(14) Planning considerations related to the reduced minimum width of current East
Beaver Creek Boulevard (proposed "Main Street").
(15) Planning considerations related to the impact of Interim Uses and Temporary
Uses.
(16) Planning considerations related to telecommunication uses and definitions.
(17) Planning considerations related to changes in sign permits.
Q. Final PUD Recommendation. The PZC is recommending DENIAL to the Town
Council of the Final PUD amendment dated 7/24/12 with the specific findings set forth
below:
Findings:
(1) The application conflicts with §7.16.060(e)(4)(i), Review Criteria, AMC, by not
providing an improvement in open space provisions or increased housing options as
required by the AMC. PZC finds that there is a lack of certainty with where
displaced N-South open space will be provided and whether or not environmental
FINDINGS OF FACT AND RECOMMENDATIONS
TRAER CREEK LLC VAA FINAL PLANNED UNIT DEVELOPMENT AMENDMENT
Page 8 of 10
protection is achieved when some of the AMC provisions enacted to protect these
very resources would be relinquished with the Application. The usability standards
proposed by the Applicant in Section J.16(c) of the Amended PUD Guide do not
ensure that the net useable acreage of future conveyed parkland will equal that of the
existing Planning Area N -South area. Providing the balance of future parkland
within Planning Areas J, K, and/or I is inconsistent with planning principles related
to locational standards which seek to locate parks in easily accessible areas within
neighborhoods.
(2) All of the Natural Resource Protection Standards (§7.28.100, AMC) should govern
the property as they are enacted to protect the health, safety, and welfare of residents.
No justification was provided for exempting the sections of code that limit
development of roads to areas less than 50% slope or development on areas less than
40%. These exemptions would violate the purposes of the. Development Code.
l°"IMM/11--
(3)
IMM
(3) The application conflicts with §7.16.060(e)(4)(i), Review Criteria, AMC, by not
providing increased housing options. The proposal increases commercial square
footage and dwelling unit allowances in the PUD, without any subsequent update to
the Affordable Housing Plan, Section J.15 of the PUD Guide. PZC finds that
potential increases in commercial square footage should be addressed with the
quantity and timing of affordable housing. This position is consistent with the
Comprehensive Plan's housing strategies which seek a diverse range of housing
options.
(4) Potential adverse impacts to property in the vicinity of the project were identified by
neighboring property owners and PZC finds that the lack of assurance with what
type of development can take place and the resulting impacts. Conformance with
§7.16.060(e)(4)(v), Review Criteria, was not demonstrated by the Applicant to the
satisfaction of PZC. The applicant has not provided justification for removing the
minimum and maximum rations for commercial and residential development, as
contained in the current PUD Guide. While it is acknowledged that there are some
inherent difficulties with administering the ratio formulas, no rationale or alternative
approach was provided to ensure the intent of mixed-use development patterns. Of
particular concern is the removal of any cap on commercial development (other than
5,000 sq. ft. for single -retail establishments as proposed) to ensure that the
development immediately adjacent to the Eaglebend Drive neighborhood is more
residential than commercial in nature, or that impacts related to commercial
development is adequately mitigated.
(5) The impacts on existing neighborhoods (i.e. Eaglebend Drive, Chapel Square)
adjacent to the PUD and the effectiveness of any proposed development standards or
other methods to mitigate potential negative effects is unclear. For example, PZC
finds that the proposed increase in building height for a hotel use is not appropriate
as given the massing implications and potential impacts to neighboring development
properties and development patterns in the Town Core.
FINDINGS OF FACT AND RECOMMENDATIONS
TRAER CREEK LLC VAA FINAL PLANNED UNIT DEVELOPMENT AMENDMENT
Page 9 of 10
(6) Proposed changes to subdivision submittal requirements, exemptions, and review
criteria do not appear to promote the health, safety, or welfare of the Town.
§7.16.060(e)(4)(ii), Review Criteria, AMC. Specifications and engineering reports
must be provided for all of the public improvements of the subdivision as they are
for other property in the Town. Assurance that public improvements are designed
and constructed to current standards is not being provided
(7) Item G above, 2011 Design Guidelines, was not contemplated by the STS. During
the review of the Hotel Design Standards it was noted that Exhibit E referenced in
the opening paragraph of Section J.9 of the PUD Guide is the 1998 Design
Guidelines. PZC finds that the 1998 Design Guidelines are inadequate compared to
the 2011 Design Guidelines.
(8) The Applicant has failed to demonstrate a willingness to address the stated concerns
of the PZC. During Preliminary PUD Review there were concerns with the split
school site proposal, and lack of usability standards as approved with Ordinance 06-
17. The Applicant did not change the proposal at Final PUD to accommodate the
concerns of the PZC or the Eagle County School District.
(9) PZC was unable to provide recommendations on matters not included in the STS,
and therefore cannot recommend approval of such changes. PZC was also unable to
provide recommendations on the majority of the matters Town Council demanded
input on in as part of their July 10, 2012 Record of Decision for Preliminary PUD
approval.
THESE FINDINGS OF FACT AND RECOMMENDATIONS ARE HEREBY
APPROVED BY THE AVON PLANNING AND ZONING COMMISSION ON
SEPTEMBER 4,2012:
BY: DATE:
Chris Green
Planning and Zoning Commission Chairperson
ATTEST: DATE:
Scott Prince
Planning and Zoning Commission Secretary
FINDINGS OF FACT AND RECOMMENDATIONS
TRAER CREEK LLC VAA FINAL PLANNED UNIT DEVELOPMENT AMENDMENT
Page 10 of 10